Hoboken Mom Condo Living
Planning the long-term & juggling the everyday

Here are the steps I took when I sold my unit:

1. I set up a website (hgcondo.com)
Feedback: FSBO buyers loved the clickable floorplan (they liked the way they could see exactly what each room looked like in relation to the others). They also liked all the information about both the unit and building.

2. I set up a Postlets ad (pointing to the website)
Feedback: FSBO buyers thought the main photo was very accurate in capturing the look and feel of our outdoor patio.

3. I listed on Housepad.com (this gave us a MLS #, and we were paying buyer’s agents 2.5% commission under the realtor-only section)
Feedback: We had one showing as a result of this and three requests for showings that we were not able to accommodate and who did not reschedule. The feedback was that our apartment seemed cramped and had a lot of baby gear all over the place. The buyers really liked the outdoor space but thought the living room was too small.

4. I advertised on Craigslist using the Postlets script (this made for a
very pretty ad) and pointing to my website.
Feedback: We had two showings from buyers who stuck with me and made multiple attempts to reschedule their showings around my kids’ schedule. We had one requested showing that I declined to pursue and multiple requests for an open house. The feedback was that the buyers had been in the building before and were pleasantly surprised at how quiet my unit was since the patio wall blocks out almost all of the train noise compared to higher floors. Both loved the outdoor space and interior layout. Both showings resulted in offers.

5. We signed a listing agreement with a high-producing local realtor for a 4% commission (I believe the split was 2% to the listing agent and 2% to the buyer’s agent, and this was advertised in the MLS section that only realtors can see).
Feedback: We had 20 requests for showings. 4 of them actually showed up (5 canceled or no-showed, and we could not accommodate the other 11, who did not reschedule). The feedback was that the property location is absolutely terrible, the unit did not show well and there was baby gear everywhere. All the buyers loved the outdoor space but could not get past the location and/or the interior.

As far as links went, I linked to my website from craigslist and postlets because I wanted a stable address to point people to (that is why you want to choose an easy domain name so people remember it and come back when they want more info). I also set up a glossy flyer and postcard mailer that helped make the sales, but ultimately Craigslist and my website were the key elements to my sale. Unfortunately, you cannot link to a non-realtor controlled website from the MLS since there are all sorts of regulations and guidelines, so I don’t think any buyers who went through a realtor ever saw my website.

I cannot emphasize enough how important it is to market your unit properly. If your unit has one outstanding element (ie. location, outdoor space, or incredible building amenities) that made you buy, isn’t it a good idea to make sure any interested buyers are immediately aware of it? Highlight it in your subject line so they click on your link, and have a great photo as your main image!

My realtor contract gave me a 4% commission while allowing me to sell (I would pay my realtor $1,000 if I sold on my own). I believe the breakdown would have been 2% to the buyer’s agent and 2% to the listing agent. There are realtors out there who will give you similar terms, but they are difficult to find. I am trying to line up a few of them to offer contracts to sellers if I do the marketing (apparently they do offer deals like that now since it saves them a lot of work and money by not having to market the property). I would set up a website and Postlets listing, design and print a flyer, and post Craiglist ads every week for your unit. Please shoot me an email if you are interested in an arrangement like this.